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                                                 16/00346/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00346/B Applicant : Heron & Brearley Ltd Proposal : Removal of public house use, external alterations and conversion of 60 Strand Street to retail use Site Address : 58 - 60 Strand Street Douglas Isle Of Man IM1 2EL

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site 58-60 Strand Street which are mid-terrace properties. They are part two storey and part three storey in height. All are situated within the main shopping street of Douglas on the eastern side of Strand Street.

1.2 Strand Street displays a wide range of building heights from single storey up to four storeys, all varying in design and style from various periods.

1.3 Nr 66 was recently demolished following structural concerns when the adjacent property (Topshop) was being developed and subsequently 62-66 Strand Street, 15/01375/B approved demolition of existing units and erection of a two storey single retail unit.

2.0 THE PROPOSAL 2.1 This application seeks approval for the change of use of the building from public house (class 3) to retail (class 1) and some minor external alterations consisting of removal of existing 'Carnival' signage and removal of existing timber cladding at ground floor and rendering of that part of the building and reinstatement of entrance door to no 58 to match the existing door into no. 60.

2.2 Internally the building would be separated to provide two retail units. The upper floors are not affected by this application.

2.3 The applicant has confirmed by letter 5 May 2016 that their reason for the proposed change of use is that despite several attempts to make a success as a pub it has been unsuccessful as it is located in the main shopping street away from other similar establishments and feel that retail would make better offer to Strand Street.

3.0 PLANNING STATUS 3.1 The application site is located within an area identified as being Predominantly Shopping by the Douglas Local Plan. The site is not within a Conservation Area. The Douglas Promenades Conservation Area runs to the rear of the site with the boundary being the edge of the buildings on the opposite side of the service lane. Within the Isle of Man Strategic Plan, the following are judged to be relevant:

3.2 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

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                                                 16/00346/B
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(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

3.4 Environment Policy 36 states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."

3.5 Business Policy 10 states: "Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5."

4.0 PLANNING HISTORY 4.1 There are a number of previous planning applications, three of which are considered relevant;

PA 13/00668/D : Cladding of ground floor external walls with grey timber- permitted

PA 13/00667/D : Erection of illuminated advertising signage - permitted

PA 11/00708/B: Installation of replacement front fascia and entrance doors, and of new lighting and retractable awning - permitted.

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highways Services states no highways implications. 31.03.2016.

5.2 Douglas Borough Council have no objection to this application. 22/04/16 and 03/05/16.

6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are the impacts of the installation of timber cladding on the appearance of the existing building and street scene of Strand Street.

6.2 There is however an eclectic mix of shop and unit frontages within the locality that range from full glazing, brick work and render with some units having a mix of all three. This is common in most main shopping streets.

6.3 The proposed external alterations to the ground floor would give the building a much cleaner cohesive design and it is considered that these changes, which while minor, would lift and lighten the building and improve its external appearance within Strand Street.

6.4 The application site is located within an area identified as being Predominantly Shopping by the Douglas Local Plan and so retail is acceptable and would consider to comply with Business Policy 10 as it is in an established town centres.

7.0 RECOMMENDATION 7.1 On the basis of the above it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

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                                                 16/00346/B
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(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.05.2016

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings 1601-CV-101, 200 Rev E, 201, and 202 all date stamped received 22 March 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 13.05.2016

Determining officer

Signed : J CHANCE

Jennifer Chance

Interim Director of Planning and Building Control

Customer note

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